Episode 277. The 6-Unit Deal That Fell Apart Days Before Closing

In April 2025, we bought a small 6-unit property for $400K, put $68K into CapEx, tightened operations, filled every unit, and had it under contract at $650K within five months. We were days away from closing. Buyers locked in. No renegotiation. Clean inspection. A true home run.

And then… two days before closing… a 17-year-old driver crashed into one of our tenant's cars, launching it straight into our standalone studio apartment. The entire facade caved in. The tenant had to vacate. And the deal we had lined up fell apart instantly.

In this episode, I walk you guys through everything that happened — the lender delays, the accident, the insurance process, the missed deadlines, the backup buyers that vanished, and the financial pressure we're now navigating. This is the real side of multifamily that nobody posts about.

We talk about: – How the accident killed the sale – Why insurance and permits slowed everything down – The cash flow and holding-cost punch we're dealing with – The impact on our partners' liquidity – How time destroys IRR in a flip scenario – What we're doing next to stabilize, re-lease, and relist – Why operators earn their keep in moments like this

If you're thinking about becoming a GP, or you already operate deals, this is a must-listen. This is the part of multifamily nobody glamorizes — and it's exactly why you need the right systems, the right expectations, and the right team.

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Small axe. Big trees. Get to chopping.